HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Summit County, Colorado (FY 2026)
$2,467 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Summit County, and it's the baseline every voucher in Summit is measured against.
2 bedroom FMR
$2,467
FY 2026, utilities included
Payment standard range
$2,220 to $2,714
90% to 110% of FMR
Income to afford 2BR
$98,680
per year, at 30% of income
Rank in Colorado
1st of 64
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Summit moves to $2,766. That's up 12%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Summit actually rent for?
Search any address in Summit for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,701 | $1,531 to $1,871 | $68,040 | $32.71/hr | +8.3% |
| 1 bedroom | $1,880 | $1,692 to $2,068 | $75,200 | $36.15/hr | +7.7% |
| 2 bedroom | $2,467 | $2,220 to $2,714 | $98,680 | $47.44/hr | +7.7% |
| 3 bedroom | $2,958 | $2,662 to $3,254 | $118,320 | $56.88/hr | -5.4% |
| 4 bedroom | $3,268 | $2,941 to $3,595 | $130,720 | $62.85/hr | -2.6% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $3,758 | $3,382 to $4,134 |
| 6 bedroom Estimate | $4,248 | $3,823 to $4,673 |
| 7 bedroom Estimate | $4,739 | $4,265 to $5,213 |
| 8 bedroom Estimate | $5,229 | $4,706 to $5,752 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Summit, that runs from $1,701 for a studio up to $3,268 for four bedrooms, all five rates in the table above.
Because Summit sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Silverthorne included.
Among Colorado's 64 counties, Summit ranks 1st for two-bedroom FMR. That's about 98% above the state median of $1,247 and about 142% above the national median county at $1,018. About 30,955 people live here, 19th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,130 in 80498 (Silverthorne) and $3,020 in 80443 (Frisco), with the 5 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Summit somewhere between $2,220 and $2,714. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$2,467 a month is affordable, by HUD's 30% rule, on an income of roughly $98,680 a year. Put another way, $47 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($2,220) | HAP at 100% ($2,467) | HAP at 110% ($2,714) |
|---|---|---|---|---|
| $2,500 | $750 | $1,470 | $1,717 | $1,964 |
| $4,000 | $1,200 | $1,020 | $1,267 | $1,514 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($2,291) to FY 2026 ($2,467). Since FY 2020 it's up 74% in total, about 9.7% a year. The Colorado median held flat over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $1,086 | $1,098 | $1,414 | $1,762 | $2,193 | — |
| FY 2021 | $1,200 | $1,321 | $1,607 | $2,178 | $2,530 | +13.6% |
| FY 2022 | $1,340 | $1,577 | $1,797 | $2,553 | $2,886 | +11.8% |
| FY 2023 | $1,350 | $1,573 | $1,860 | $2,643 | $3,168 | +3.5% |
| FY 2024 | $1,551 | $1,690 | $2,220 | $3,128 | $3,650 | +19.4% |
| FY 2025 | $1,571 | $1,746 | $2,291 | $3,126 | $3,354 | +3.2% |
| FY 2026 | $1,701 | $1,880 | $2,467 | $2,958 | $3,268 | +7.7% |
| FY 2027 | $1,926 | $2,114 | $2,766 | $3,296 | $3,749 | +12.1% |
Nearby counties
Questions people ask
$2,467 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,701 for a studio, $1,880 for one bedroom, $2,958 for three and $3,268 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Summit actually go for?
HUD's number is one input. Search any address in Summit for a rent estimate built from nearby comps. 3 free searches, no card.
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